HUD 1BR benchmark
$2,370
HUD 2BR benchmark
$2,600
Income for 1BR (40x)
$94,800
Income for 2BR (40x)
$104,000
Washington Heights rent benchmarks by apartment size
These are HUD FY2026 Small Area Fair Market Rents for ZIP 10033, alongside the income the 40x rule implies for each unit size.
| Unit | HUD monthly rent | Annual rent | Income needed (40x) |
|---|---|---|---|
| Studio | $2,260 | $27,120 | $90,400 |
| 1 bedroom | $2,370 | $28,440 | $94,800 |
| 2 bedrooms | $2,600 | $31,200 | $104,000 |
| 3 bedrooms | $3,260 | $39,120 | $130,400 |
| 4 bedrooms | $3,540 | $42,480 | $141,600 |
Source: HUD USER, FY2026 Small Area Fair Market Rents for the New York, NY HUD Metro FMR Area. Fair Market Rent is the 40th percentile of gross rent including basic utilities.
What salary a $2,600 2-bedroom needs in Washington Heights
Rent is paid from take-home pay, so the same rent feels different at different income levels. These rows solve for the gross salary that holds a 2-bedroom at each share of after-tax income for a single NYC resident.
| Rent as share of take-home | Gross salary needed | Monthly take-home | Left after rent |
|---|---|---|---|
| 25% of take-home | $191,000 | $10,418 | $7,818 |
| 30% of take-home | $156,000 | $8,676 | $6,076 |
| 35% of take-home | $130,500 | $7,432 | $4,832 |
Washington Heights against the New York City benchmark
The New York, NY metro Fair Market Rent for a 1-bedroom is $2,655. ZIP 10033 is $2,370, which is below the metro figure by about 10.7%.
Two things keep the neighbourhood comparison honest. First, HUD benchmarks are survey-based and published annually, so they move slowly and can lag a fast-moving rental market. Second, rent is only one line in a New York budget. Transit, whether the apartment is rent-stabilised, and how many stops you are from work all change the real cost of a given ZIP.
For the landlord income test rather than the rent itself, see rent affordability by amount, and for income-restricted units see the affordable housing income limits.
Compare other neighbourhoods
Or start from the New York City cost of living page, the salary library or the salary needed calculator. $2,370.00 a month is the 1-bedroom benchmark.
Washington Heights cost of living questions
How much rent should I expect in Washington Heights?+−
HUD sets the FY2026 1-bedroom Small Area Fair Market Rent for ZIP 10033 at $2,370 a month and the 2-bedroom at $2,600. Fair Market Rent is the 40th percentile of gross rent for standard-quality units including basic utilities, so it is a benchmark rather than an average asking price, and market rents in premium buildings will run above it.
What income do I need to rent in Washington Heights?+−
Applying the 40x rule that most NYC landlords use, a 1-bedroom at $2,370 implies about $94,800 of gross income, and a 2-bedroom at $2,600 implies about $104,000. Those are screening thresholds, not comfort thresholds.
How much of my paycheck would rent take in Washington Heights?+−
At $104,000 gross, a single NYC resident takes home about $6,109 a month, so a $2,600 2-bedroom would consume roughly 42.6% of take-home pay.
Is Washington Heights cheaper than the New York City average?+−
Washington Heights sits below the New York, NY metro Fair Market Rent for a 1-bedroom by about 10.7%. The metro benchmark is $2,655 against $2,370 for ZIP 10033.
Is Fair Market Rent the same as market rent?+−
No. Fair Market Rent is published by HUD from survey data at the 40th percentile, and it is used to set Section 8 payment standards. Actual asking rents come from live listings. HUD figures are a stable, published baseline you can compare between neighbourhoods; listing data is more current but moves constantly.